HomeMy WebLinkAbout6.5 DublinRchWaterQuality
CITY CLERK
File # DffiITJ[Q]-Bl~
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: October 4, 2005
SUBJECT;
ATTACHMENTS:
RECOMMENDATION: 1.
¥2.
3.
4.
5.
6.
FINANCIAL STATEMENT:
PRO.TECT DESCRIPTION:
PUBLIC HEARING PA 05-005, Dublin Ranch Area H Stage 2 Planned
Development Zoning for Water Quality Control Detention ßasin, submitted
by James Tong on behalf of Chang Su-O (aka Jennifer) Lin, et. al. _ 2nd
Reading
Report Prepared by Mike Porto, Consulting Planner
1.
Ordinance adopting Stage 2 Planned Development Zoning, with
Development Plan attaehed as Exhibit A
Open Publie Hearing
Reeeive Staff Presentation
Hear Publie Testimony
Close Public Hearing
Deliberate
Waivc the 2nd reading and adopt an Ordinance approving Stage 2
Planned Development Zoning, with Dcvelopment Plan attached as
Exhibit A.
No financial impact.
The proposed project is to be developed and used as a Water Quality Control Basin (WQCB) for the
Dublin Raneh project in the Eastern Dublin Specific Plan area. The 11.196-acre WQCB site is part of the
66.303 acres comprising Area H of Dublin Ranch. Area H gencrally is located south of the proposed
extension of Dublin Boulevard and north ofInterstate Highway 580 (1-580), generally between the
proposed extensions of Brannigan and Kcegan Streets, two north-south collector streets.
All of Arca H currcntly is vacant grassland formerly used for hay farming or grazing livcstock. It
generally is Hat with a gentle slope to the south and southwcst at a grade differential of approximately four
fect. The WQCB site is located in the southerly central portion of Area H which abuts 1-580. The site has
been extensively filled. Stage I Planned Development zoning for Arca H (pA 98-070) was approved by
Ordinance No. 6-00 in 2000.
The proposed WQCB project is a requirement of the Regional Water Quality Control Board (R WQCB) to
implement its approved Storm Water Management Plan (SWMP) and as a condition of approval to the
Stage 1 Development Plan tor Area H and surrounding development sites within Dublin Ranch. The
___________________________________________________________________________~______R__________________________
COPIES TO: Applicant
Property Owner
ITEM NO. (p
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WQCB as proposed rcpresents an advanccd 101111 of construction which allows for an innovative,
aesthetic, and ecological approach to addressing the resulting storm water nmoff and compliance with
waste watcr discharge requiremcnts.
While operating as a state-of· the-art facility, the proposed project also would create and serve as an
esthetic open space element for thc community. Thcsc objcctives would be accomplished through the
dcsign of spccializcd landscaping, a limited pedestrian trílil system, and space lor public art. Thc
integration of the facility with the surrounding area will be its innovation to provide visual relief and open
space while satisfying the water quality and environmental requircmcnts. No buildings are proposed.
Associatcd approvals have ineluded a Site Development Review and Tentative Parcel Map. Thc Site
Development review was presented to the Planning Commission on August 9, 2005 and recommended for
City Council approval by Resolution 05-46. Tn addition, Tentative Parcel Map 8640 was approved,
subjcct to conditions, at a Community Development Director's hearing on August 10,2005 by
Community Development Director's Resolution 05-09. Tentativc Parcel Map 8640 would divide Area H
into thrcc lots. Lot 3 would bc developed as the I I. I 93-acre WQCB site. lots 1 and 2 prcviously have
been approved by Stage I Planned Development zoning for General Commcrcial and Campus Office uses.
However, no development plans lor Lots 1 or 2 arc proposed at this time.
The use and development oftbe project site as a Water Quality Control Basin or detention pond would be
consistcnt with thc Dublin Gcncral Plan, the Eastern Dublin Specific Plan. and the approved Stagc I
Development Plan. City Council adoption of a PD zoning ordinance would bc required for Stage 2
Planned Development zoning. The Stage 2 Development Plan is an attachment to the draft Ordinance.
City Coundl Action
On September 20, 2005, the City Council held a public hearing and heard a prcscntation from Staff and
the Applicant for the project. At that time, tbe City Council waived the reading and introduced an
Ordinance adopting Stage 2 Planned Development Zoning. The Site Development Review also was
approvcd at that hcaring by City Council Resolution 184-05 following a recommendation for approval by
the Planning Commission.
As required by the City of Dublin Municipal Code, a second reading of the proposed Ordinance is
necessary prior to final adoption of Stage 2 Planned Development Zoning.
RECOMMENDATION:
Staffrecommends tbat the City Council: 1) Open thc Public Hearing, 2) Receive Staff's presentation; 3)
Hear Public testimony; 4) Close the Public Hearing, 5) Deliberate; and 6) Waive the 2nd reading and adopt
an Ordinance (Attachment I) approving Stage 2 Planned Dcvelopment Zoning, with the Development
Plan attached as Exhibit A.
2"b"Z..
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ORDINANCE NO. XX - 05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
** ** * * ** *** * **** **** *** ******* ** * * ***
APPROVING A STAGE 2 DEVELOPMENT PLAN FOR THE 11.196-ACRE
PROJECT KNOWN AS THE STORM WATER QUALITY CONTROL BASIN WITHIN
AREA H OF DUBLIN RANCH (.JAMES TONG ON BEHALF OF'
CHANG SU-O UN, HONG Y AO LIN AND HONG LIEN LIN)
P A 05-005
THE CITY COUNCIL OF THE CITY 01" DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Scction 1. RECITALS
A. By Ordinancc No. 06-00 the City Council rezoned the approximately 66.303-acre area
known as Arca H of Dublin Ranch to a Planned Development Zoning District for General Commcrcial
and Campus Officc uses and adopted a Stage I Development Plan.
B. This Ordinance adopts a Stage 2 Developmcnt Plan for a portion of Area H known as the
Storm Water Quality Control Basin.
Section 2.
FINDINGS AND DETERMINATIONS
PurSllant to Section 8.32.070 of the Dublin Municipal Codc, the City Conncil finds as follows:
1. The Project, known as the Storm Water Quality Control Basin within' Area H of Dublin
Ranch (Lin Family), Stage 2 Development Plan meets the purposc and intent of Chapter
8.32 in that it provides a comprehensivc dcvelopment plan that is compatible with and
sensitive to the surrounding uses by virtue of the layout and design and would create an
aesthetic, im1Ovative, and ecologica1Jy appropriate use for a facility required as a condition
for implementation ofthe Dublin Ranch Master Plan.
2. Development of the Storm Water Quality Control Basin within Area H of Dublin Ranch
(Lin Family) under the Stage 2 Developmcnt Plan will be harmonious and compatible with
existing and futuTe development in the surrounding area in that the land uses and site plan
integrate a required storm water treatment facility with passive recreational space, open
space, and the natural environment.
Pursuant to Section 8.l20.050.A and B of the Dublin Municipal Code, thc City Council finds as follows:
1. The Stage 2 Development Plan for the Storm Water Quality Control Basin within Area H
of Dublin Ranch will be harmonious and compatible with existing and potential
development in the surrounding area in that thc land uses and site plan integrate a required
storm water treatment facility with passive recreational spacc, open space, and natural
environment and provides an effective transition to surrounding developmcnt.
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2. The Stage 2 Development Plan for the Storm Water Quality Control Basin within Area II
of Dublin Ranch has been designed to accommodatc the topography of the Project site
. which typically is characterized as vacant, flat land suitable for the development of a storm
water dctcntion basin enhanced with passive recreational open space areas and natural
habitat and thcreforc physically suitable for the type and intensity of the proposed Stage 2
Development Plan.
3. The Stage 2 Development Plan will not advcrsely affect the health or satèty of persons
residing or working in the vicinity or be detrimcntal to thc public health, safety, mId
welfare in that the Project will comply with all applicable dcvelopment regulations and
standards and will implement all adopted mitigation mcasures.
4. The Stage 2 Development Plan is consistent with the Dublin General Plan, Eastcrn Dublin
Specific Plml, and the Stage I Development Plan lor Area H of Dublin Ranch (OrdinmIce
No. 06-00) as it is in conformance with the ImId use designation of Planned Developmcnt
Campus Office and General Commcrcial that allows the proposed use.
Pursuant to tbe Califl)mia Environmental Quality Act, the City Council finds as follows:
1. In 2000 an Initial Study was prepared for PA 98-070, the Stage 1 Planned Development
approval for Area H (SCH #99-1120412), and a determination was madc that the project is
within the scope of the Eastern Dublin SpecifJc Plan and General Plan Amendment, for
which a Program ErR was certified (Sell #91-103064) in 1993 ineluding revisions to Part
I of the Responses to Comments relating to the Kit Fox, the Addendum to the DEIR dated
May 4, 1993, and a DKS Associates Traffic Study dated Deccmbcr 15, 1992 ("Eastern
Dublin ElR"). The City also adopted a mitigation-monitoring program, which ineluded
numerous measures intended to reduce impacts from the development of thc Eastern
Dublin arca. The timing for implementation of these mitigation measures is summarizcd in
the adopted Mitigation and Monitoring Program matrix; and
2. The Initial Study prepared for PA 98-070, the Program EIR along with all subsequent
Supplements, and the adopted Mitigation m1d Monitoring Program adcquately address
anticipated environmcntal impacts resulting from the proposed project for the purpose of
compliance with CEQA.
Section 3. MAP OF THE PROPERTY.
Pursuant to Chaptcr 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan
applies to the following property ("the Propcrty"):
1 1.196 acres comprising Lot 3 of [Vesting] Tentative Parcel Map 8640 for PA 05-005 (currently a
portion of APN 985-0009-015) of Area H in Dublin Ranch between the proposed extension of
Dublin Boulevard on the north and Interstate Highway 580 on the south and generally between the
proposed extensions of Brannigan and Keegan Streets on the west and east.
A vicinity map showing the area tor a Stage 2 Development Plan is shown below:
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Section 4. APPROVAL
The regulations for the use, development, improvement, and maintenance of the Property are set forth in
the following Stage 2 Development Plan for the Property, which is bereby approvcd. Any amendments to
the Stage 2 Planned Development Zoning Development Plan shall be in accordance with Section 8.32.080
and/or Section 8.120 of the Dublin Municipal Codc or its successors.
Stage 2 Development Plan for a the 11.196-acre portion of Area H in Dublin Ranch known
as the Storm Water Quality Control Basin
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of thc Dublin Zoning Ordinance. This
Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as a zoning
amendment pursuant to section 8.32.030.B ofthc Dublin Zoning Ordinance. The Stage 2 Development
Plan consists of the items and plans identified below, many of which are contained in the Stage 2
Development Plan, datcd July 22, 2005 ("Stage 2 Development Plan"), which are incorporated hcrcin by
reference. The Stage 2 Development Plan booklet is on file in the Dublin Planning Department under
project file PA 05-005. The PD, Planned Development Zoning District and this Stage 2 Development
Plan provide Hexibility to encourage innovative development while ensuring that thc goals, policies, and
action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the
Zoning Ordinance are satisfied.
1. Statement of Compatibility with Stage 1 Development Plan. The Stage 2 Development Plan for
the Storm Water Quality Control Basin which occupies a portion of Area H in Dublin Ranch is
compatible with the Dublin Ranch Master Plan in that it is a requ.irement of the Regional Water
Quality Control Board to continue with implementation of the Dublin Ranch Master Plan. The
proposed Project conforms with the development regulations established under the Stage I
Development Plan.
3
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2. Statement of Permitted Uses. Only one use is permitted under the Stage 2 Developmcnt Plan and
that is lor a Storm Water Quality Control Basin. This use has been designed to include three
component uses for passive recreational and open space (with limitcd public acccss), storm water
treatment, and landscaping.
3. Stage 2 Site Plan. See "Site Plan" Sheet L 1.10 from the Stagc 2 Development Plan booklet.
4. Site Area, Proposed Densities. The site area is 10.17 acres. Thcrc arc no proposed structures
onOsitc. Thc cntirc site will bc maintaincd in open space.
5. Development Regulations. The Applicant's Stage 2 Development Plan and Sitc Dcvelopment
Review booklet contains the defining details of this project. As the site is primarily open space,
Landscaping Development Regulations are not applicable. See Stage 2 Dcvelopmcnt Plan booklet.
6. Arcbitectural Standards. Architectural Standards arc not applicable as no buildings or structures
are proposed. Thc site will be maintained in open space.
7. Preliminary Landscaping Plans. Sheet L 3.00 and 3.20 comprise the Preliminary Landscape
Plan for this project. See Stage 2 Development Plan bookIe!.
8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically providcd in this
Stage 2 Development Plan, the use, development, improvement, and maintenance of the Property
shall bc govcl11ed by thc provisions of the Dublin Zoning Ordinance pursuant to section
8.32.060.C.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in forcc thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3)
public placcs in the City of Dublin in accordance with Section 36933 of the Governmcnt Code of the
Statc of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 4th day of October
2005, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2005\OS-005 Water QuaHty Pond Area II\CC Ordiflance.DOC
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Stage 2 Development Plan
Stage 2 Planning Development (PA 05-005)
Dublin Rancb Area H, Storm Water Quality Control Basin
Chang Su-O Un, Hong Yao Lin & Hong Lien Lin
(currently a portion of APN 985-0009-015, and nltimately Lot 3 of Parcel Map 8640)
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for Dublin Transit Center Site B-2, located at the southwest corner of DubliIJ
Boulevard and Iron Horse Parkway. This Development Plan meets all of the requirements
for Stage 2 Planned Development review of the project.
This Development Plan ineludes plans for the Site, Circulation, Landscaping, Grading &
Drainage, Open Space Plan , and othcr elements prepared by Conger, Moss & Guillard,
landscape architects, dated received July 22, 2005 referred to as Project Plans labelcd Exhibit A
to the City Council Staff Report, stamped approved and on file in the Community Development
Department; and, the Applicant's writtcn statement. The Planned Development District allows
the flexibility needed to encourage innovativc development while ensuring tbat the goals,
policies and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions
of Section 8.32, Planning Development Zoning District of the Zoning Ordinance are satisfied.
The Stage 2 Planned Development Zoning district Development Plan meets the requirements of
Section 8.32.040.8 of the Zoning Ordinance and consists ofthc following:
1. Zoning
2. Pcrmitted Uses
3. Conditional Uses
4. Temporary Uses
5. Accessory Uses
6. Dublin Zoning Ordinance· Applicable Requirements
7. Density & Affordability
8. Development Regulations
9. Parking & Sccurity
10. Site Plan and Architecture (Design Concept)
11. Preliminary Landscape Plan
12. Compliance with Stage 2 Planned Development Plans
Given the proposed use of the property as a storm water quality control basin, several of the
following catcgories typical to a Stage 2 Development Plan are not applicable, as identified
hcrcin.
Stage 2 Planned Development Zoning District Development Plan
1. Zoning
This property is located in portion of a PD, Planned Development Zoning District dcsignated
for Campus Office and General Commercial Uses. The proposed Storm Water Quality
EXHIBIT A
Stag.e 2 Develùprnenl Plan
PA 05-005 Storm Walel' Quality Control Ð<1sin
Duhlin .f{anch Area H
l.o.ObIO
Control Basin is a facility required by the Regional Water Quality Control Board for the
development of Dublin Ranch and implementation of the Dublin Rauch Master PIau.
2. Permitted Uses
Pern1itted use shall be Storm Water Quality Control Basin as rcquircd by the Regional Water
Quality Control Board for trcatmcnt of storm water runoff related to the development of
Duhlin Ranch. The propcrty shall also ineludc: a) opeu space and passive recreational use
(including a pcdestrian trail systcm), maintcnance facilities, landscaping, wildlife hahitat, and
space for public art in accordance with thc approvcd development plans.
3. Conditional Uses
Conditional uses shall be evaluated on a case-by-case basis in accordancc with the City of
Dublin Zoning Ordinance.
4. Temporary Uses
Temporary uscs shall bc cvaluatcd on a case-by-case basis in accordance with the City of
Dublin Zoning Ordinance.
5. Accessory Uses
Accessory uses shall be evaluated on a case-by-casc basis in accordance with the City of
Dublin Zoning Ordinance.
6. Dublin Zoning Ordinance - Applicable Requirements
Exccpt as spccifically modificd by the provisions of this Stage 2 Development Plan, all
applicable general requirements and proccdurcs of the Dublin Zoning Ordinance shaH be
applied to the land uses designated in this PD, Planned Development Zoning District
Development Plan.
7. Density & Affordabillty - Not Applicable, as residential uses are not permitted.
8. Development Regnlations
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Dcvclopment Zoning district arc subjcct to the requirements of the Campus Office (CO)
Zoning District.
2
Slagt: 2 Devdupmt:nt Plan
P A 05-005 Storm Walel' Quality Control R;1sin
Dublin Ranch Ar¡;:-a H
'òblO
Dcvelopmcnt Standard
Storm Water Quality ControlBa~in
(ineluding Open Space, Passive Recreational Area
witb Limited Public U~e, and Wild,!!.{eHabitat
±11.196 acres (net) no furthcr subdivision
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Lot Area:
Lot Dimension~;
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Hei ht Limit~;
Re uired Parkin
Lot Covera e;
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not a licable
no strncturcs
9. Parking
· On site parking is not rcquircd. Maintenance and emergency vehicles will havc
access to maintenance and emcrgcncy access roads.
Securitv
· Maintenance and emergency access roads will be gated and accessible via locked
gate.
· Areas with limited public acccss will be elearly designated and posted to show
permitted hours of use.
· Police and Fire Department will havc 24-hour access.
10. Site Plan and Architecture
This Development Plan applies to approximately ±11.196 acres comprising Lot 3 of Parcel
Map 8640 located north ofT-580, south of the proposed extension of Dublin Boulevard, and
in general between the proposed extensions of Brannigan Street on the west and Kecgan
Street on the east. Since no structures are proposed for the sitc, architecture is limited to the
structural clements of the storm water quality control basin.
Design Concept:
. Stormwater Treatment - In accordance with the Stormwater Quality Management Plan,
the water surface arca will bc 4.1 acres with a volume of 19.5 acre/feet and holding time
of 48 hours to promote thc scttling of partieles and debris. The basin fcatures and
stormwater treatment parameters are the primary elements in accomplishing the purpose
of this facility. The storn1 water runoff will be channeled from two locations: I) from
the north a]ong Grafton Strcct parallel to Tassajara Creek, and 2) from thc cast in the G3
channel. Then it wil1 be diverted by gravity flow into the basin ffom two inlct structures
located along the south side of thc sitc and discharged into two sedimentation forebays
located near the southeast and southwcst corners of the site.
3
Stage 2 Dcvclopmçnt Pl;:~n
PA ú.5-ú05 StlJrm Water Quality ConLrol Basin
DubHn ~Ilch ^!'~¡) I I
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Thc lorcbays will bc scparatcd from the main basin by gabion structures and 6 to 8 foot
berms stabilized with rock and riprap to prcvent crosion. When water within the forebays
reaches a certain level, it will fall into the main basin area and mcandcr through low How
channels to the permanent pooL Thc pcrmancnt pool is equipped with a gravity now
outfall through which the water will be pumped and discharged back into the 03 channel
where it would continue westward.
The shape of the basin landfonn along with a variety of slopes will bc dcsigned to create
visual intcrcst while being efficient and maintainable. The sedimentation forcbays,
approximate1y 150 fcct by 50 fect each, will be permanent pools ringed by native plants.
A variety of side slopes and elevations within the main basin will provide filtration
trough vegetation as well as a biochemical process. The maiJ;1 basin Hoor will be graded
to create a series of islands 4 to 8 feet above the minimum poollcvel. The low-How
channels would have a minimum depth of 4 feet and a maximum depth 8. Bottom width
would be from 4 to 8 feet with the top width varying bctwccn 16 and 30 feet. The design
is intended to allow a minimum required holding time of 48 hours.
Average depth with in the main basin, excluding forebays and permancnt pool, will be 5
fcct; howcvcr, during a 100-year storm event the average depth maybe as high as 16 feet
with the forebays an.d pemmnent pool potentially bcing deeper. From the low-How
channels, the water would How into the permanent pool through a number of oxidization
zoncs ovcr scrics of weirs. In addition to adding a visual water element to thc basin, the
wcirs providc continuous movement and aeration helping to prevent the growth of algae
and invasive plant spccics. Thc permanent pool, near the northwesterJy boundary of the
site, will have a surface area of approximately 11,000 square feet. It will be separated
/Tom the sedimentation forebay near thc southwest comer of the site by a landscaped
divider ridge to reduce the visual scale of the basin area and eliminate the appearance as a
largc, singlc dcpression. The actual depth and elevation of the permanent pool will
depend upon the groundwater leve1.
.
Maintenance and Access -In addition to the landscape buffer, a road or pathway with a
minimum width of 15 feet encircles the Water Quality Control Basin. Portions of the
route are accessible by maintenance vehicle. Primary acccss for maintenance vehicles
will be /Tom an existing gated entry at the southwest comer of the site where the end of a
cul-de-sac is located on an existing freeway /Tontage road used to service CalTrans right-
of-way for 1-580 and the 03 Hood control channel. This maintenance road forks into
access roads to each 0 f the two sedimentation forebays on either side 0 f a pedestrian
overlook. A second 15- foot wide path, with gated access off the perimeter path, also
provides maintenance vehicle access to two sides ofthc permanent pool; a vehicle turn-
around area is located at the end of path. The basin Hoor also is accessible at three points
from the maintenance roads.
.
Limited public access to the sitc will be made available in the form of pedestrian paths,
eight feet in width, around the full perimeter of thc sitc. Pedestrian access points will be
located at the northwest and northeast comers of the site with a stabilized crushed stone
surface suitable for walking, jogging, cyeling, dog-walking, or general use. A 4-foot high
security fence will be used to identify public open space and limit access to thc basin.
This type of fence will bc an opcn mesh system between posts with effccts similar to
4
Slag!:: 2 D!::vdnpmt=nt Plan
PA 05-005 Slorm Water Quality Cuntrol Ba!õin
D(lhlin R:mçh ArcíllI
qDDIO
ranch walls or equestrian corral~ leading through oak groves and woodlands.
Appropriatc signage limiting use by pedestrians and the public would be postcd.
A second type of fencing would be locatcd along thc northerly property line adjacent to a
pedestrian promenade and would include a design feature along with a second overlook
point. Due to its visibility, tills fence presents an excellent opportunity to incorporate
public art and an interesting pedcstrian ¡:dge. The design of this "Art Fence," as it is
referred to, may include custom panels or graphics which would be coordinated through
the Dublin Fine Arts Foundation. The speciJ1c art applicd to the wall panels would need
further coordination, but might feature elements relatcd to storm water management,
wildlife habitat, weather, and seasonal them.es. The pedestrian circulation system also
would includc lighting along the promenade and "Art Fence" and within thc two
ovcrlook arcas. Thc 6-foot high chain-link fence adjacent to the 1-580 CaITrans right-of-
way would bc maintaincd as is. In addition to elean out activities related to maintcnancc,
mosquito abatemcut and a vcctor control program have been coordinated with thc
appropriate agencies.
See attached project plans and exhibits prepared by Congcr, Moss & Guillard, landscape
architects, dated received July 22, 2005 referred to as Project Plans labeled Exhibit A to the
City Council Staff Report, stamped approved and on file in the Community Development
Dcpartmcnt and thc Applicant's written statement. Such project plans are incorporated by
reference. Any modi IÏcations to the project shall be substantially consistent with these plans
and of equal or superior materials and design quality.
11. Preliminary Landscape Plan
Thc basin largely would bc scrcened by low land forms and tree plantings along the eastcrly,
westerly, and southerly edges. The east and wcst edges are partially screened by oak
plantings to create a park-like environment and to screen potcntial parking areas rrom
eventual commercial development on either side. The frontage along 1-580 has been
designcd to scrccn the basin from view and provide passing vebicles with an attractive but
subtle landscapc buffcr. The intent is to create a foreground for distant views to the
surrounding hillsides. The pedestrian promenadc along the north edge of the basin will
provide a transitional buffer for future developmcnt on the adjacent property witbin Area H.
In keeping with tbe Storm Water Managcmcnt Plan, the landscape and planting design will ineludc a
variety of native species, grasses, woody shrubs, and trees, as well as selected non-native species in
distinct areas along the basin top perimeter. The top ofthc slopes and perimeter plantings would be
more formal and uniforn1 for compatibility with the streetscape of future development anticipated for
Arca H. The side slopes of the basin would be planted with a mixture of native grasses, shrubs, and
trees to create an environment similar to the rcgional hills. The lower part of the basin would bc
planted with a variety of native plants with a naturalistic condition similar to a stream corridor. The
planting design along the low-How channel and within the basin Hoor aims to maximize water
treatment fW1ctions while establishing a self-sustaining riparian habitat. The level and type of
vegetation management and maintenance will be by zone according to the type ofplantings and the
image to bc creatcd.
Sce attached projcct plans and exhibits prepared by Conger, Moss & Guillard, landscape
architects, dated received July 22, 2005 referred to as Project Plans labeled Exhibit A to thc
5
Stage 2 Ikvc10pmcnt Plan
PA ()S-()ù5 ~tnm' Water (Jua1ity Control Ha!iin
Dublin Ranch Area H
\°00\0
City Council Staff Report, stamped approved and on tilc in the Community Development
Department.
12. Compliance with Stage 2 Development Plan
The project shall substantially comply with the projcct plans and exhibits prepared by
Conger, Moss & Guillard, landscape architects, dated reccivcd July 22, 2005 referred to as
Projcct Plans labelcd Exhibit A to the City Council Staff Report, stamped approved and on
file in the Community Developmcnt Dcpartment; and, the Applicant's written statement.
Such project plans are incorporated by refercncc. Any modifications to the project shall be
substantially consistent with these plans and of cqual or superior materials and design
quality.
6